Monaco: score, psf band and negotiating room
The Pactum Estate Score for Monaco (Kai Tak) across five pillars — liquidity, net yield, commute, building age and developer — with every underlying figure and its source shown.
Monaco is a private residential estate in Kai Tak, Hong Kong, with 646 flats completed 2022. Saleable prices run HK$20,571–HK$32,445 per sq ft, management fee is HK$3 per sq ft, gross rental yield is about 2.9% and roughly 4.5% of flats change hands each year.
- Total units
- 646
- Annual turnover
- 4.5%
- Completed
- 2022–2022
- Management fee
- HK$3.4/sq ft
- Gross yield
- 2.9%
- Net yield
- 2.49%
Monaco sits in Kai Tak with about 646 units completed 2022–2022. Roughly 4.5% of its stock changes hands each year, the weighted commute to the main employment hubs is about 20 minutes, and the net rental yield after management fee, rates and a vacancy allowance works out at 2.49%.
The five pillars
The closer to the outer ring, the stronger. High liquidity means easy entry and exit; high yield means rent supports the price; short commute, younger stock and a solid developer hold value better.
- Liquidity
- 49/100
- Yield
- 74/100
- Commute
- 81/100
- Age
- 100/100
- Developer
- 84/100
More trades means more comparables, and harder evidence at the table.
What you keep after management fees, rates and vacancy.
Door-to-door time, weighted across the hubs you selected.
Drives bank valuation, mortgage tenor and maintenance levies.
Management quality explains long-run price gaps within a district.
Where do you actually work?
Actual flat sizes
These are the real saleable areas quoted on the estate's own portal pages — no guessing needed. Pick a size and the value range, negotiation room and monthly rent below all follow it.
Sizes in this estate: 279–1,679 ft²
| Layout | Saleable area | Est. price | Est. monthly rent |
|---|---|---|---|
| Studio | 279 ft² | HK$7.20M | HK$15,903 |
| 2-bed | 437 ft² | HK$11.27M | HK$24,909 |
| Studio | 446 ft² | HK$11.51M | HK$25,422 |
| 3-bed | 551 ft² | HK$14.21M | HK$31,407 |
| 2-bed | 750 ft² | HK$19.35M | HK$42,750 |
| 4-bed | 1,679 ft² | HK$43.31M | HK$95,703 |
Sizes and rents are crawled daily from the Centanet, Midland and 28Hse estate pages; confirm final figures with a licensed agent.
Price band
Enter saleable area and floor to get this estate's transacted price band and what a negotiation is worth.
| Reduction | Saved | Net of our fee |
|---|---|---|
| 3% | HK$426,433 | HK$213,216 |
| 5% | HK$710,721 | HK$355,361 |
| 8% | HK$1,137,154 | HK$568,577 |
Saved = band midpoint × reduction; net = saved ÷ 2. Real room depends on the seller's position, the bank valuation and same-period comparables.
The negotiating read
Transactions are steady but not constant, so a stale listing and a seller with a deadline are where the discount actually appears.
Where these figures come from
Each figure below links to the public page it was read from, so you can check it.
| Source | Saleable psf range | Average psf | Recent deals |
|---|---|---|---|
| 中原地產 Centanet | HK$21,439–HK$36,420 | HK$24,958 | 1 |
| 美聯物業 Midland | HK$26,813–HK$26,713 | HK$25,887 | 0 |
| 28Hse 千居 | HK$22,473–HK$22,473 | HK$22,473 | 7 |
Sourced from public pages on the listing portals for comparison only. What any individual flat trades at still depends on aspect, floor, condition and the seller's position.
Data as at August 2026, based on published official and market sources. Price bands are indicative comparisons, not valuations.
Rental levels
Taken from the live rental listings on the major portals — the check on yield, and on how easily the flat lets.
The whole-estate average the portals publish, across all layouts.
Is the asking price fair?
We value each listing against this estate's own reported deals, weighting recent deals more heavily and adjusting for deal date, saleable area, floor level and block, and show the price we would negotiate towards. Where deals are too thin, we fall back to the live asking distribution — the method used is stated below the table.
Best value on the market now: Monaco, asking about 3% below our estimate. Ask us what it should actually close at before you make an offer.
| Unit | Type | Saleable area | Asking | Estimated value | Gap to asking | Read | Source |
|---|---|---|---|---|---|---|---|
| Monaco | For rent | 760 ft² | HK$25,000 | HK$40,288 – HK$46,352 | -42% | Below market | 28Hse 千居 · View |
| Monaco | For rent | 674 ft² | HK$22,500 | HK$35,729 – HK$41,107 | -41% | Below market | 28Hse 千居 · View |
| Monaco | For rent | 501 ft² | HK$20,000 | HK$26,558 – HK$30,556 | -30% | Below market | 28Hse 千居 · View |
| Monaco | For sale | 674 ft² | HK$16.28M | HK$12.62M – HK$21.03M | -3% | In line | 28Hse 千居 · View |
| 1期 | For sale | 441 ft² | HK$10.70M | HK$8.26M – HK$13.76M | -3% | In line | 中原地產 Centanet · View |
| 1期 | For rent | 445 ft² | HK$25,000 | HK$23,589 – HK$27,141 | -1% | In line | 中原地產 Centanet · View |
| 1期 | For sale | 551 ft² | HK$14.38M | HK$10.32M – HK$17.20M | +5% | In line | 中原地產 Centanet · View |
| 1期 | For sale | 674 ft² | HK$20.00M | HK$12.62M – HK$21.03M | +19% | Well above market | 中原地產 Centanet · View |
| 2期 Grande Monaco | For sale | 961 ft² | HK$32.50M | HK$17.99M – HK$29.98M | +36% | Well above market | 中原地產 Centanet · View |
| Monaco | For sale | 760 ft² | HK$42.00M | HK$14.22M – HK$23.71M | Under review | — | 28Hse 千居 · View |
Listings last confirmed on the portals on 22 Oct 2026. Anything sold or withdrawn drops off automatically, and a listing whose price and size do not reconcile is not shown.
Method: Live asking distribution · Evidence used: 0 · Confidence: Indicative ｜ ±0%
These are modelled estimates from public deal and listing data — not a valuation report, and no substitute for a bank valuation or a licensed valuer.
Reported deals
Our own accumulating ledger of reported deals — the evidence behind every estimate and every negotiation. Crawled daily and never overwritten.
| Date | Unit | Saleable area | Price | Saleable psf |
|---|---|---|---|---|
| 2026-09-23 | Monaco 1期 2A座 高層 B室 | 678 ft² | HK$20.17M | HK$29,752 |
| 2026-09-23 | 2A座 35 B | 678 ft² | HK$20.17M | HK$29,752 |
| 2026-09-23 | Monaco 高層 | 678 ft² | HK$20.17M | HK$29,752 |
| 2026-09-22 | 1期 35 B | 678 ft² | HK$20.17M | HK$29,752 |
| 2026-09-21 | Monaco One 高層 A | 328 ft² | HK$8.80M | HK$26,746 |
| 2026-09-15 | Monaco One 高層 B | 728 ft² | HK$19.30M | HK$26,472 |
| 2026-09-03 | Monaco 高層 | 501 ft² | HK$1.27M | — |
| 2026-09-01 | Monaco 高層 | 674 ft² | HK$16.28M | HK$24,154 |
| 2026-08-31 | 1期 5 E | 674 ft² | HK$16.28M | HK$24,154 |
| 2026-08-30 | 1期 35 B | 678 ft² | HK$20.17M | HK$29,752 |
| 2026-08-17 | Monaco 1期 2A座 10 A室 | 761 ft² | HK$19.70M | HK$25,887 |
| 2026-08-17 | 2A座 10 A | 761 ft² | HK$19.70M | HK$25,887 |
| 2026-08-17 | Monaco 1期 2A座 10樓 A室 | 761 ft² | HK$19.70M | HK$25,887 |
| 2026-08-17 | Monaco 高層 | 762 ft² | HK$19.70M | HK$25,853 |
| 2026-08-16 | 1期 10 A | 761 ft² | HK$19.70M | HK$25,887 |
| 2026-08-14 | 1A座 11 B | 961 ft² | HK$24.00M | HK$24,974 |
| 2026-08-14 | Monaco 高層 | 961 ft² | HK$24.00M | HK$24,974 |
| 2026-08-14 | Monaco 2期 Grande Monaco 1A座 11 B室 | 961 ft² | HK$24.00M | HK$24,974 |
| 2026-08-14 | Monaco 2期 Grande Monaco 1A座 11樓 B室 | 961 ft² | HK$24.00M | HK$24,974 |
| 2026-08-13 | Grande Monaco 11 B | 961 ft² | HK$24.00M | HK$24,974 |
| 2026-08-10 | Monaco One 高層 C | 328 ft² | HK$8.58M | HK$26,149 |
| 2026-08-10 | Monaco One 註冊處成交 | 328 ft² | HK$8.58M | HK$26,149 |
| 2026-08-05 | 2B座 9 F | 279 ft² | HK$6.70M | HK$24,014 |
| 2026-08-05 | Monaco 高層 | 280 ft² | HK$6.70M | HK$23,929 |
| 2026-08-05 | Monaco 1期 2B座 9 F室 | 279 ft² | HK$6.70M | HK$24,014 |
| 2026-08-05 | Monaco One 高層 D | 728 ft² | HK$19.30M | HK$26,472 |
| 2026-08-05 | Monaco One 市場成交 3房 | 728 ft² | HK$19.30M | HK$26,511 |
| 2026-08-05 | Monaco 1期 2B座 9樓 F室 | 279 ft² | HK$6.70M | HK$24,014 |
| 2026-08-04 | 1期 9 F | 279 ft² | HK$6.70M | HK$24,014 |
| 2026-07-31 | Monaco One 註冊處成交 | 328 ft² | HK$8.94M | HK$27,253 |
Listings are crawled daily from the public pages of each agency portal; price, area and availability are as published by that portal and its licensed agents. Pactum Advisor is not an estate agency.
Frequently asked questions
Every answer below is calculated from Monaco's own stored figures and moves with the daily update.
How much is Monaco per square foot?
Saleable prices at Monaco currently run HK$20,571–HK$32,445 per sq ft, with a mid-point of HK$26,508. The band is rebuilt from reported transactions first, then live asking prices, so it tracks what flats actually close at rather than marketing averages.
What does a flat at Monaco cost in total?
A mid-size flat at Monaco works out at roughly HK$14.21M at today's band. Enter the exact saleable area and floor in the price-band tool on this page for a figure specific to the unit you are looking at.
What are the latest transactions at Monaco?
The most recent reported deal we hold at Monaco is from September 2026; the transaction table on this page lists the block, floor band, saleable area, price and price per sq ft for each one.
What is the rental yield at Monaco?
Gross rental yield is about 2.9%. After the HK$3 per sq ft management fee, rates and normal upkeep, the net yield we calculate is 2.49%, on a median reported rent of about HK$37,400 a month.
How much is the management fee at Monaco?
About HK$3 per saleable sq ft per month — roughly HK$2,040 a month for a 600 sq ft flat. Management fee is the largest recurring holding cost after mortgage interest.
How old is Monaco?
Monaco was completed in 2022, making it around 4 years old. Age matters for mortgage terms and for the maintenance levies an older building can charge.
How many units does Monaco have?
646 flats. Around 4.5% of them trade each year, which is what makes comparable evidence available — and that evidence is what a negotiation rests on.
How long does it take to get to Central from Monaco?
About 26 minutes door-to-door from Kai Tak to Central by public transport. Commute times to Causeway Bay, Tsim Sha Tsui, Kwun Tong and Kai Tak are shown in the commute section on this page.
How much room is there to negotiate at Monaco?
It depends on the individual flat, not the estate: we compare the asking price against deals in the same block, floor band and layout. This page shows what a 3%, 5% and 8% reduction is worth in cash at Monaco, across the 6 flats currently listed for sale. Our fee is half of the reduction we secure, payable on signing the provisional agreement — no reduction, no fee.
What else do I pay when buying at Monaco?
Ad valorem stamp duty, solicitor's fees, agency commission and mortgage-related costs. Every dollar off the agreed price also reduces stamp duty, commission and decades of mortgage interest — see the buying-cost guides linked on this page.
The numbers to settle before buying here
- How to negotiate the price at Monaco
- Stamp duty payable when buying at Monaco
- Solicitor's fees when buying at Monaco
- Monaco management fee against the Hong Kong average
- The yearly cost of holding a flat at Monaco
- Monthly mortgage payment for Monaco
Other estates in Kai Tak to compare
Same-district alternatives — compare price per sq ft, size and yield before settling on Monaco.
- Monaco or The Pavilia Forest?The Pavilia Forest · HK$17,939–HK$26,260 · 1,305
- Monaco or One Kai Tak?One Kai Tak · HK$18,135–HK$28,742 · 1,169
- Monaco or One Victoria?One Victoria · HK$18,485–HK$27,980 · 1,059
- Monaco or Kt Marina?Kt Marina · HK$18,446–HK$26,797 · 1,017
- Monaco or K‧Summit?K‧Summit · HK$21,212–HK$28,951 · 1,006
- Monaco or Lung Yu?Lung Yu · HK$19,079–HK$26,034 · 930
- Monaco or The Henley?The Henley · HK$23,456–HK$35,807 · 883
- Monaco or Victoria Skye?Victoria Skye · HK$18,950–HK$26,800 · 822
Scores and bands on this page are comparative analysis of published information, not a valuation of any individual flat and not investment advice. Pactum Advisor is not an estate agency and not a licensed valuer; the price a specific flat trades at depends on its aspect, floor, condition and the seller's position.